HST New-Housing Rebate Calculator
Figure out exactly what you get back on a new-build or pre-construction home — federal + Ontario rebates, with the Apr 2026 – Mar 2027 expanded window applied automatically.
Your purchase
Agreements signed Apr 1, 2026 – Mar 31, 2027 may qualify for the expanded rebate.
Stacks the federal 5% rebate (first-time buyers only, $1M–$1.5M phase-out) with the Ontario 8% rebate (flat $24K cap above $400K).
Current Law vs Expanded 2026
See how the rebate Aman’s clients receive changes under each regime — at this price, on these conditions.
Eligibility checklist
- New construction (pre-con or substantially renovated)
- Primary residence for you or a qualifying relative
- Not an assignment of an existing pre-con contract
- First-time buyer (required for the federal 5% rebate under Current Law)
HST is charged on brand-new construction and on homes that have been substantially renovated (more than 90% gutted). Purchases directly from a builder almost always include HST.
Resale homes, transfers between family members, and most owner-occupied properties that are simply being resold are HST-exempt. You'll still pay HST on related services like legal fees and title insurance.
Most pre-con buyers assign the rebate to the builder at closing — the builder fronts the cash, files the rebate paperwork with CRA, and the price you pay already reflects it. Confirm in writing in your APS.
Buying new to rent out? You can't claim the new housing rebate, but you may qualify for the New Residential Rental Property (NRRP) rebate filed post-closing. Talk to your accountant — Aman can refer one.
Estimates only — confirm specific eligibility, phase-out math, and regime applicability with your real-estate lawyer + accountant. Government rules can shift mid-window; this calculator reflects rules in effect at the date of the page’s last update.
FAQ
HST rebates, answered
How much is the HST rebate on a new home in Ontario?
Up to $24,000 from the Ontario portion (available on any price above $400K) plus a federal rebate of up to $6,300 that phases out entirely above $450K under current law — so most GTA new builds today collect the flat $24,000 Ontario rebate. For agreements signed between April 1, 2026 and March 31, 2027, the expanded federal regime is far richer: up to 100% of the federal HST on the first $1M. The calculator above compares both regimes for your price and signing date.
Do resale homes have HST in Ontario?
No — resale residential homes are HST-exempt in Ontario, so the 13% tax and the rebate machinery apply only to new construction, pre-construction, and substantially renovated homes. On resale you'll still pay HST on services around the transaction (commission, legal fees, home inspection), but never on the purchase price itself. This is why a $1.2M resale and a $1.2M pre-construction home are not directly comparable on price.
What is the expanded 2026 HST rebate window?
For purchase agreements signed April 1, 2026 through March 31, 2027, the federal government rebates up to 100% of federal HST on the first $1M of a new home's price, a maximum benefit of roughly $130,000 when combined with the $1M–$1.5M phase-down. It replaces (does not stack with) the current-law federal rebate, remains open to all primary-residence buyers rather than first-time buyers only, and then phases out to the standard $24,000 Ontario-only treatment above $1.85M. Timing a pre-construction signature inside this window can be worth six figures.
Do I get the HST rebate on an assignment purchase?
No — HST new-housing rebates stay with the original purchaser and do not transfer on assignment, and since May 2022 the assignment price itself is also subject to HST. If you're buying a pre-construction unit by assignment, model your carrying costs assuming zero rebate and confirm the HST treatment of the assignment fee with your lawyer before waiving conditions. This is one of the most expensive surprises in the pre-construction market.
Is the HST rebate paid to me or to the builder?
In most GTA transactions the builder credits the rebate on closing and you assign it to them — the advertised purchase price already assumes you qualify, so nothing changes hands directly. The catch: if you don't actually qualify (for example, the home won't be your or a direct relative's primary residence), the builder claws the rebate amount back from you at closing, adding up to $24,000+ in unexpected cash-to-close. Investors buying to lease can often recover an equivalent amount afterward through the NRRP rental rebate instead.